Township of Manor, PA Design Standards

Proposed streets alignment shall conform to the circulation patterns of the Manor Township Comprehensive Plan, as amended, Manor Township Official Map and to such other Manor Township, Lancaster County, and Commonwealth of Pennsylvania street and highway plans as have been prepared, adopted and/or filed as prescribed by law. For streets not shown on the circulation plan or Official Map, the arrangement shall provided for the appropriate extension of existing streets and shall conform as closely as possible to the original topography.

The area of a project devoted to streets and related pavement shall be the minimum necessary to provide adequate and safe movement through the development and to provide connectivity with adjacent existing and planned development and to vacant, buildable land. To further promote street system connectivity, gated entry subdivisions shall not be allowed.

Wherever there exists a dedicated or platted area reserved for future street usage along the boundary of a tract being developed, the adjacent street shall be extended into the proposed project; to ensure future street connections to adjacent developable parcels and avoid isolation of adjacent developments, a proposed development shall provide local street connection(s) spaced at intervals not to exceed 1,000 feet along each boundary that abuts potentially developable or redevelopable land.

Local streets shall be laid out with narrow cartways, short lengths and other features as appropriate to discourage excessive speeds. New streets shall be connected with streets of similar function, to form continuations thereof.

New project street systems, platted adjacent to an existing street system, shall not only connect back to the existing local access streets, but shall also connect with or be designed to connect with streets of a higher classification.

Where a development abuts an existing or proposed major street, the Board may require the use of access management techniques such as marginal access streets, reverse frontage lots or other treatment that will provide access to abutting properties while minimizing the number of intersections with the major street and maintaining the through traffic flow on the major street.

New project street systems shall not be stubbed or designed with right-of-way adjacent to a farm that is protected through any private, Lancaster County or Commonwealth of Pennsylvania farm conservation easement or program, unless such right-of-way is required by the Manor Township Official Map.

If lots resulting from original subdivision are large enough to permit resubdivision or if a portion of the tract is not subdivided, adequate rights-of-way for streets and other required improvements shall be provided as necessary to permit further subdivision.

(9)

Curvilinear streets shall be utilized only where topography and natural features dictate them on the site, and where their use will be consistent with adjoining development patterns. Curvilinear streets shall not be used immediately adjacent to an existing grid street system without providing a transition that continues and blends with the grid.

(10)

Street lengths shall be minimized to promote the most efficient street layout while still protecting the natural, cultural and historical environment.

(11)

Streets shall be laid out to provide convenient and safe access to the property.

(12)

Streets shall be designed with drainage grates that are safe for crossing by bicycles or horse-drawn vehicles. Installation heights of drainage grates shall be adjusted by poured concrete or precast risers. The use of bricks or similar material shall not be permitted.

(13)

As a minimum, all new streets shall be graded to the right-of-way line. All cut-and-fill slopes associates with the construction of the streets, within or beyond the limits of the street right-of-way, shall not exceed a maximum of a 3:1 slope.

(14)

The design speed and proposed speed limits for new streets shall be noted on the plan and shall be approved by the Township.

(15)

The use of pervious pavement is permitted on sidewalks, plazas, driveways and parking lots. Pervious pavement shall not be located on industrial sites, fueling stations, sites with expansive soils or high depth to bedrock, areas draining to the permeable pavement greater that two acres, areas where the water table is less than two feet below the bottom of the pavement base and less than 100 feet from water supply wells.

(16)

Other principles for maximizing stormwater absorption and treatment such as those found in the November 2004 Recommended Model Development Principles for East Hempfield, West Hempfield and Manor Townships, and Lancaster County, Pennsylvania, an Initiative of the Builders for the Bay, are encouraged to be incorporated in plans and will be reviewed on a case-by-case basis and may be approved at the sole discretion of the Board of Supervisors.

(17)

Snow removal stockpile easements shall be provided at all intersections and culs-de-sac. The snow-removal stockpile easement shall be a minimum of 40 feet in length along the cartway. The depth shall be measured from the edge of pavement/face of curb and shall extend at least 15 feet away from the intersection or cul-de-sac pavement. No on-street parking, driveway, structure, any aboveground part of any utility, landscaping, or any other use shall be permitted along and within the snow removal stockpile easement that would interfere with the intended purpose of the easement. All snow removal stockpile easements shall be delineated on all plans and the restrictions on their use shall be noted on the plans. All locations shall be approved by the Township.

(18)

Permanent concrete monuments shall be accurately placed to monument the right-of-way line along at least one side of each street at the beginning and end of all curves and at all angles. When the outside perimeter of a tract falls within or along an existing road right-of-way, then the right-of-way of that roadway shall be monumented at the above-referenced points.

Monuments shall be of concrete, with a flat top having a minimum width or diameter of four inches and a minimum length of 30 inches. Cast-in-place or precast concrete monuments shall be marked with center punch mark in a three-quarter-inch copper or brass dowel.

All existing and proposed monuments shall be delineated on the final plan.

All monuments shall be placed by a registered surveyor so that the scored or marked point shall coincide exactly with the point of intersection of the lines being marked.

All monuments shall be inscribed with a proper inscription indicating the name of the surveyor responsible for the survey.

(19)

All proposed streets shall be offered for dedication.

Private streets. Where a modification of the requirement to offer streets for dedication is granted by the Township, all private streets shall conform to the following requirements:

Private streets shall meet all the design standards for public streets as required by this chapter.

Applications that propose a private street shall include an agreement, in a form acceptable to the Township, which shall be recorded with the Recorder of Deeds as part of the final plan. This agreement shall establish the conditions under which the street will be constructed and maintained, as well as conditions controlling an offer of dedication, and shall stipulate:

That the street shall be constructed and maintained to conform to the provisions of this chapter.

The method of assessing maintenance and repair costs.

That an offer for dedication of the street shall be made only for the street as a whole.

That the owners of the abutting lots will include with any offer of dedication sufficient funds, as estimated by the Township, to restore the street to the prevailing standards.

That an agreement by the owners of 51% of the front footage thereon shall be binding on the owners of the remaining lots.

Street names, street address, and traffic signs.

Streets that are extensions of or obviously in alignment with existing streets shall bear the names of the existing streets.

Street names shall not be repeated within the Township and all street names shall be subject to the approval of the Township and Lancaster County-Wide Communications.

Street address plans shall be prepared by the developer and submitted to the Township prior to the Township accepting dedication of any streets or prior to the final reduction in the project's financial guarantee.

Street name signs shall be provided and installed by the Township at all intersections and shall identify both intersecting streets, and their design shall be approved by the Township. The developer shall reimburse the Township for all associated costs.

All traffic control and regulatory signs shall be provided and installed by the Township prior to the occupancy of any units within the project in accordance with PennDOT Publication/Chapter 212 and the MUTCD, Manual on Uniform Traffic Control Devices. The developer shall reimburse the Township for all associated costs.

Guide rail.

Streets shall be designed to preclude or minimize the need for guide rail. The Township may, however, require guide rail to be placed for protection on embankments when a barrier is indicated as warranted in Design Manual Part 2 Highway Design by PennDOT, January 1990 edition, as amended.

The design and selection of guide rail shall generally be in accordance with the standards in Design Manual Part 2 Highway Design, January 1990 edition, as amended; however, the Township shall approve all guide rail systems.

Reconstruction of existing streets.

Where a subdivision or land development abuts an existing Township and/or state street and has a traffic impact on an existing Township and/or state street as indicated by a traffic study required to be performed in accordance with this chapter, the developer shall be required to make the following improvements:

In cases where a subdivision or land development abuts an existing Township or state street, the street shall be reconstructed to Township or PennDOT specifications and design standards:

If an existing street lies at the perimeter of the development, it shall be reconstructed or improved to chapter standards, to the center line of the street; and

If an existing street lies through the development, it shall be reconstructed or improved to chapter standards, to the full width of the street as required by Township or PennDOT specifications and design standards.

In cases where the development is situated only on one side of an existing street, the Township may require that only that side of the street be reconstructed, along with any improvements on the opposite side of the street which are specifically required due to the particular impact(s) of the proposed development.

Where the developer of the subdivision or land development is required to provide a traffic study and report and the traffic study and report indicates that improvements are required, the developer shall install the improvements, including but not limited to traffic signals, traffic control devices, additional traffic lanes, shoulders, traffic dividers and highway markings.

When the Township determines that the required improvements are not feasible to be constructed at the time of development of the use, the developer shall deposit funds with the Township in the amount of 110% of the cost of the improvements computed in accordance with Article VI of this chapter. The amount of the deposit shall be submitted for approval by the Township Engineer.

Within any Urban or Village Growth Area, all existing streets at the perimeter and/or through the development shall be reconstructed and right-of-way dedicated according to Township or PennDOT specifications:

If an existing street lies at the perimeter of the development, it shall be reconstructed to the center line of the street and right-of-way similarly dedicated according to Township or PennDOT specifications; and

If an existing street lies through the development, it shall be reconstructed to the full width of the street and right-of-way dedicated as required by Township or PennDOT specifications and design standards.

Where a temporary cul-de-sac is being extended, the bulb shall be removed and the street reconstructed to Township street specifications, and any existing sidewalk shall be extended through the area, and the remaining areas shall be regraded and seeded.

The extension of existing streets which are presently constructed with a cartway different from current Township standards shall match the existing cartway width for the length of the block, the design of which is subject to Township approval. At the next proposed intersection, the width shall match the current Township standard.

The construction of a new street that extends from within an Urban or Village Growth Area to outside of such Growth Area shall incorporate a transition area, the design of which is subject to Township approval, such that the cartway width and right-of-way width proposed are equal to the applicable Growth Area standards throughout and up to the Growth Area boundary.

When the proposed development requires construction within an existing street right-of-way, such as sewer, water or stormwater lines, the Township may require construction of a new wearing course along the entire frontage and/or disturbed area. The extent of the new wearing course shall be approved by the Township.

If a subdivision or land development abuts an existing Township and/or state street which has a right-of-way width of less than the required right-of-way width set forth in § 388-42G, the applicant shall dedicate to the Township or commonwealth, as applicable, that amount of land necessary so that the distance from the center line of the street to the edge of the right-of-way abutting the proposed development is 1/2 the ultimate right-of-way as set forth in § 388-42G.

Construction standards.

All streets shall be constructed, and all existing streets shall be reconstructed, in accordance with the applicable Township regulations and the following standards:

	Township
	Base Course	Paved Surface
	6" 2A Stone, Superpave Base Course, PG 64-22, 0.0/0.3 ESALs, 4" of 25.0 mm mix and 2" of 19.0 mm mix	Superpave Wearing Course, PG 64-22, 0.0/0.3 ESALs 1.5" of 9.5 mm mix

Note: All depths in the table above represent compacted depths of material.

At the sole discretion of the Township, collector streets, which are determined to convey traffic such that the ESAL count exceeds 0.3 million, shall be constructed or reconstructed with a mix in accordance with PennDOT standards for the applicable ESAL count.

Appropriate skid resistance levels (SRLs) for the subject street(s) shall be in accordance with skid resistance level (SRL) determination standards required by PennDOT based on Average Daily Traffic (ADT) counts on the subject street(s).

Before applying the paved surface, a wearing course tack oil shall be applied. A tack coat of asphalt (usually emulsified asphalt) shall be applied to ensure bond between the base course and wearing course in accordance with PennDOT requirements.

Right-of-way and cartway widths and construction standards.

The minimum street rights-of-way and cartway widths for new streets shall be as follows:

For streets classified as arterial, collector, cul-de-sac and alley:

Street Classification	Minimum Cartway Width	Minimum Right-of-Way Width
Arterial street (highway)	As determined after discussion with the Township, PennDOT, and the Lancaster County Planning Commission, however the minimums shall be as follows:
	40 feet	60 feet
Collector street, curbed, no parking	36 feet	50 feet
Cul-de-sac bulb	80 foot diameter	100 foot diameter
Alley, no parking	12 feet	20 feet (easement)

For streets classified as local, the right-of-way width shall be 50 feet and the cartway width shall vary according to the average daily trips (ADT) as indicated below:

Travel Lane Width as determined by ADT
Miles Per Hour	Under 400 ADT (feet)	401 to 1,500 ADT (feet)	1,501 to 2,000 ADT (feet)	Over 2,000 ADT (feet)
15	9	10	11	10
20	9	10	12	11
25	9	10	12	11
30	9	10	12	11
35	9	10	12	11
40	9	10	12	11
45	10	11	12	11
50	10	11	12	11
55	11	11	12	12

Paved and marked bicycle/pedestrian lanes shall be provided for all collector and arterial streets and shall maintain the following minimum widths:

For a posted speed limit of 25 miles or 30 miles per hour, four-foot lanes shall be provided.

For a posted speed limit of 35 miles or 40 miles per hour, six-foot lanes shall be provided.

For a posted speed limit of 45 miles per hour or greater, eight-foot lanes shall be provided.

Horizontal alignment.

Horizontal street alignments shall be measured along the center line. Horizontal curves shall be used at all angle changes.

The center line of the street cartway shall correspond with the center line of the street right-of-way.

Plans with street locations along the perimeter of a property shall be required to show building setback lines and clear site triangles within the adjacent properties. Written permission for the application of setbacks and clear sight triangles on the adjacent properties from the affected landowner shall be provided prior to preliminary plan approval.

Within Urban Growth Areas and Village Growth Areas, there shall be a tangent of at least 20 feet between reverse curves for all local and collector streets.

There shall be a tangent of at least 100 feet between reverse curves for all local and collector streets outside of Urban Growth Areas and Village Growth Areas.

The tangent between reverse curves on arterial streets shall conform to Pennsylvania Department of Transportation standards.

Horizontal curve center line radii shall be designed in coordination with vertical geometry, subject to the approval of the Township Engineer. The minimum acceptable center line radii shall be 300 feet for arterial and collector streets and 150 feet for local residential streets.

Vertical alignment.

Vertical curves shall be used in all changes of grade.

The minimum vertical grade for all streets shall be 1%, the maximum vertical grade shall be 8%.

Pavement base drain shall be provided for any portion of any street where the vertical grade is equal to or less than 2% and all streets where storm sewer is not proposed. Outlets for pavement base drains shall be acceptable to the Township.

The minimum length of vertical curve for all streets shall be 75 feet.

At street intersections, the through street shall be approached by side streets where the grade of the side street(s) shall not exceed 4% for a minimum distance of 40 feet, measured from the edge of the cartway of the intersecting streets.

No side street shall intersect a through street when the through street exceeds 7% in grade.

Notwithstanding the above minimum length of vertical curve, the actual length of vertical curve shall be based on the formula L = KA; where "L" is the minimum length of curve in feet, "K" is the length of vertical curve per percent change in "A," and "A" is the algebraic difference in grade (in percent). Values for "K" shall be based on the following criteria:

Design Speed (miles per hour)	"K" Crest Vertical Curves	"K" Sag Vertical Curves
20	10	20
25	20	30
30	30	40
35	45	50
40	70	70
45	100	90
50	150	110
55	220	130

Intersections.

Intersections involving the junction of more than two streets are prohibited.

Right-angle intersections (at right angles measured for a minimum of 60 feet in each direction from the intersection of the center lines of the intersecting streets), shall be used.

All streets intersecting a state highway shall be subject to the approval of PennDOT.

A clear sight triangle shall be provided and maintained at all intersections as follows:

A minimum ten-foot, measured from the edge of the cartway along the center line of the intersecting street, by the minimum required safe stopping sight distances, measured along the intersecting street, in each direction; or

A minimum fifteen-foot, measured from the edge of the cartway along the center line of the intersecting street, by seventy-five-foot, measured along the center line of the intersecting street, in each direction.

Clear sight triangles shall be indicated on all plans. No building, structure, landscaping, or other obstruction that would obscure the vision of a motorist shall be permitted within these areas.

The distance between the center line of streets intersecting with through streets shall be determined by the classification of the through street being intersected. The minimum separation distance shall be measured along the center line of the through street being intersected and shall conform to the following:

	Through Street Classification	Minimum Intersection Separation Distance (feet)
	Arterial	500
	Collector	300
	Local	200

The cartway edge at street intersections shall be rounded by a tangential arc with a minimum radius as follows:

Arterial streets: 50 feet.

Collector streets: 25 feet.

Local streets or alleys: 10 feet.

The right-of-way radii at intersections shall be substantially concentric with the edge of the cartway.

The Township may require larger radii based on the largest design vehicle using the intersection.

Proper safe stopping sight distance shall be provided with respect to both horizontal and vertical road alignments at all intersections.

The required and available safe stopping sight distance shall be included on the plans for all existing and proposed intersections.

Street intersections shall be located at a point that provides optimal sight distance in both directions.

Sight distance at street intersections shall provide the following minimum stopping distance for a vehicle traveling on an approaching street which has no stop or signal control.

Calculation of safe stopping sight distance. For each intersection, the available sight distance in each direction shall equal or exceed the stopping sight distance computed from the following formula:

SSSD = 1.47 Vt +

V²

30(f- G)

Where:
	SSSD	=	Minimum safe stopping sight distance (feet)
	V	=	Velocity of vehicle (miles per hour)
	t	=	Perception time of driver (2.5 seconds)
	f	=	Wet friction of pavement (0.30)
	G	=	Percent grade of roadway divided by 100

If the 85th percentile speed varies by more than 10 miles per hour from the speed limit, the Township may require the 85th percentile speed to be used to determine stopping distance.

A Minimum Safe Stopping Sight Distance table that specifies minimum safe stopping sight distance for selected speeds is provided in the Appendix.[1] The sight distances in the table apply for roadway grades in whole numbers from +10% to -10%, along with speeds from five miles to 65 miles per hour in increments of five miles per hour. The designer may use this table in lieu of the above formula.

Editor's Note: Refer to the attachments included with this chapter.

Measurement of sight distance.

The correct measurement of available sight distance at each proposed street intersection shall be the responsibility of the applicant.

For the purpose of measuring available sight distance, the height of the driver's eyes shall be 3.5 feet above the road surface, and the height of the object shall be 3.5 feet above the road surface. The lateral placement of vehicles on the roadway and at the proposed access point shall be consistent with the operation of the access and roadway.

For each direction, the shortest of the following measurements shall be considered the available sight distance for that direction:

[a]

The maximum length of roadway along which a driver at the proposed street intersection can continuously see another vehicle approaching on the roadway. The driver's eyes at the proposed point of access shall be 10 feet back from the near edge of the closest travel lane in the center of the intersection;

[b]

The maximum length of roadway along which a driver on the roadway can continuously see a vehicle which is located in his travel lane on the roadway in order to make a left turn into the proposed access or as a result of a left or right turn out of the proposed access; and

[c]

The maximum length of roadway along which the driver of a vehicle intending to make a left turn into the proposed access can continuously see vehicles approaching from the other direction. This is measured from the point where the left-turning vehicle stops.

(9)

Inadequate sight distance remedies. If it is impossible to achieve required safe stopping sight distance in both directions, the Township may:

Prohibit left turns by entering or exiting vehicles;

Require alteration of the horizontal or vertical geometry of the roadway or access, all such work shall be at the expense of the applicant;

Require removal of physical obstruction from the line of sight, all such work shall be at the expense of the applicant;

Require installation of a separate left turn standby lane; all such work shall be at the expense of the applicant; or

Deny access to the roadway.

Curbing.

Within any Urban or Village Growth Area, curbs shall be required as follows:

Along all existing and proposed streets in subdivisions and land developments.

Along all proposed access drives, all interior landscaping and traffic control islands within parking compounds in land developments.

Outside of Urban Growth Areas or Village Growth Areas, curbs shall be required as follows:

Along the radius of each corner of all roadway intersections.

Along the radii of all access drive intersections with roadways with a minimum of a five-foot curb taper at the end of the radii.

Standard vertical curb shall be provided as follows:

Along all state highways.

Along all Township streets that the Township has classified as an arterial or collector street.

Along any street where vertical curbs exist.

Standard slant curb shall be provided along all other streets.

The location and type of curbing shall be clearly indicated on the plans.

Curbs shall be constructed and installed in accordance with the specifications in the Appendix of this chapter[2] or any other ordinance enacted by the Board of Supervisors setting requirements for the construction of roads, curbs and sidewalks or, in lieu of such standards, in accordance with the standards of PennDOT Publication 408, as amended.

Editor's Note: Refer to the attachments included with this chapter.

Sidewalks.

Within any Urban or Village Growth Area, it is the intent of the Township that sidewalks shall be provided throughout such that a completely linked network is created. Sidewalk layout shall be designed to provide convenient, safe and direct access between various uses and with other nearby concentrations of residential or nonresidential development. The installation of sidewalks is required in all subdivisions and land developments within any Urban or Village Growth Area as provided herein.

Outside of Urban Growth Areas and Village Growth Areas, the Township shall require sidewalks be provided as a transition to higher-intensity activity areas and facilities as follows:

Within 300 feet of an Urban or Village Growth Area boundary.

Within 300 feet of a higher intensity zoning district.

Within 500 feet of existing sidewalks.

Within 500 feet of commercial centers or establishments, or recreational or community facilities [other than those facilities noted in Subsection L(2)(e) below], when the Board of Supervisors determines that there is reasonable grounds to believe that, because of nearby existing, proposed or contemplated (through zoning) residential, commercial, institutional or other kinds of development, pedestrian traffic will be generated to and from the establishment or facility in an amount that sidewalks are needed to properly and safely provide access.

Within 2,000 feet of parks, greenways or linear trails, either existing or recommended within Manor Township in a plan or Official Map of Manor Township, the Lancaster Intermunicipal Committee or Lancaster County.

Within 2,500 feet of an existing or proposed school.

Where required, sidewalks shall be provided as follows:

Sidewalks shall be installed on both sides of all streets in subdivisions and land developments.

Sidewalks shall be located within the street right-of-way line, and shall be a minimum of four feet in width.

Pedestrian easements shall be provided when the sidewalk is not located entirely within the street right-of-way.

Sidewalks shall provide access to and/or within a commercial, industrial or community facility.

Sidewalks that are provided as part of such nonresidential facilities shall be designed and constructed to service the projected pedestrian needs.

Sidewalks shall be designed barrier free in accordance with applicable federal and state standards, including but not limited to the Americans With Disabilities Act.

Sidewalks shall be constructed and installed in accordance with the specifications in the Appendix of this chapter[3] or any other ordinance enacted by the Board of Supervisors setting requirements for the construction of roads, curbs and sidewalks or, in lieu of such standards, in accordance with the standards of PennDOT Publication 408, as amended, and in accordance with the following:

A minimum two-foot-wide grass planting strip shall be provided between the back of curb and sidewalk.

All utility services and mains shall be extended to the building side of the sidewalk and shall cross beneath the sidewalk at a ninety-degree angle. No utility services shall be permitted to be run within the grass planting strip except to cross as described above at a ninety-degree angle.

Editor's Note: Refer to the attachments included with this chapter.

Lighting.

Streetlights. All subdivision or land development plans proposed within the Township shall be provided with streetlighting in accordance with the following:

Locations.

At existing or proposed street and access drive intersections.

When a curve in an existing or proposed street does not meet the horizontal alignment standard of this chapter or where AASHTO standards indicate that the safe speed for the curve is less than the posted speed limit for the street.

Additionally, the Township may require additional streetlighting in order to provide safe and convenient vehicular and/or pedestrian circulation.

Standards.

Electrical installations for all streetlights shall be in accordance with the prevailing regulations and specifications established by the appropriate electric service provider. It shall be the responsibility of the developer to have final construction approved by an electrical inspection agency and a written report attesting this fact submitted to appropriate electric service provider, thereby allowing the utility to provide pole illumination. Lighting wattage shall be provided according to the Township requirements applicable at the time of an application.

All lighting shall be so arranged as to reflect the light downward on the streets and street identification sign, and away from adjoining premises utilizing flat lens, full-cutoff shield fixtures.

Light fixture and pole styles shall be approved by the Township, and all light fixtures shall be actuated by a photoelectric controlled switch.

Poles for mounting lights shall not exceed 15 feet in height.

All lighting plans shall be delineated on the plan and shall include photometrics.

[6]

Appropriate footer and mounting details shall be included on the plans.

[7]

Cost of all materials and installation of streetlights shall be paid by the developer.

On-premises lights. In addition to § 388-42M(1) above, and all vehicle parking lighting requirements set forth in Chapter 425, Zoning, Article III, of the Code of Manor Township, and § 388-45 of this chapter, all subdivision or land development plans proposed within any Urban or Village Growth Area shall be provided with on-premises lighting in accordance with the following:

Single-family dwellings.

A minimum of one lantern or post-lamp-style light fixture per dwelling unit shall be provided.

The fixture shall be actuated by a photoelectric-controlled switch.

The fixture shall be mounted on a wood, aluminum post (or other material approved by the Township) a minimum of six and a maximum of 15 feet from grade to fixture height.

The post and fixture shall be located as follows:

[a]

Outside of any street right-of-way;

[b]

Between the dwelling and the dwelling-side of the sidewalk along the street and within two feet of the sidewalk; and

[c]

Within five feet of the edge of driveway serving the dwelling.

The Township may require additional on-premises lighting in order to provide safe and convenient pedestrian circulation.

[6]

The cost of all installation, operation, service, repair, and maintenance of all on-premises lighting shall be the responsibility of the applicant, their heirs and assigns, which may include an approved homeowners' association or individual lot owners.

Multifamily, commercial, and industrial development lights.

A minimum of one lantern or post-lamp-style light fixture shall be provided for each building at or near the entrance/exit of the building.

Lighting shall be provided along existing or proposed pedestrian walkways.

The maximum height of fixtures, whether attached to building or a pole, shall not exceed the maximum building height permitted, or 20 feet, whichever is less.

Poles for mounting lights shall not exceed 15 feet in height.

Spacing of standards shall be equal to approximately four times the height of the fixture.

[6]

All lighting shall be so arranged as to reflect the light downward on the streets and street identification sign, and away from adjoining premises utilizing flat lens, full-cutoff shield fixtures.

[7]

Spotlights, if used, shall be placed on standards pointing toward the buildings, rather than on the buildings and directed outward which creates dark shadows adjacent to the buildings.

[8]

No posts or fixtures shall be located in any street right-of-way.

[9]

All lighting plans shall be delineated on the plan and shall include photometrics.

[10]

The Township may require additional lighting in order to provide safe and convenient pedestrian circulation.

[11]

Cost of all installation, operation, service, repair, and maintenance of all multifamily, commercial, and industrial development lighting shall be the responsibility of the applicant, heirs, and assigns which may include an approved homeowners' association or individual lot owners.

Cul-de-sac and dead-end streets.

Dead-end streets. Dead-end streets are prohibited unless designed as cul-de-sac streets, per PennDOT standards.

A cul-de-sac shall not be permitted when a through street is feasible.

When cul-de-sac streets are proposed, the application shall be accompanied by a written analysis of the merits of the design and the reasons that a through street would not be feasible.

Approval of cul-de-sac streets shall be at the sole discretion of the Township.

The feasibility of a through street will be based on the following:

Physical features of the tract proposed for development which prevent street connections;

The potential for extension of the street to adjoining lands;

Restrictions imposed by other government regulations; and

The ability of the design to meet all other requirements of this chapter.

Culs-de-sac shall provide access to not more than 25 dwelling units for residential development and to not more than 750 ADT based on the ITE Trip Generation Manual for nonresidential development.

When permitted, permanent cul-de-sac streets shall be designed as follows:

Minimum length: 250 feet;

The length of the cul-de-sac street shall be measured from the center line intersection of the intersecting street to the center of the cul-de-sac turnaround;

Permanent cul-de-sac streets must be provided with a paved turnaround as follows:

A minimum diameter of 100 feet to the street right-of-way.

A minimum diameter of 80 feet to the face of curb or edge of paving.

Unless future extension is clearly impractical or undesirable, the turnaround right-of-way shall be placed adjacent to the tract boundary with sufficient additional width provided along the boundary line to permit extension of the street at full width.

Drainage of cul-de-sac streets shall preferably be toward the open end.

If drainage is toward the closed end, water shall be conveyed away in an underground storm sewer or by other means approved by the Township.

The minimum grade on culs-de-sac shall be designed to ensure a minimum of 1% along the curbline to the designed low points.

The maximum grade on culs-de-sac shall not exceed 4%.

(h)

Parking shall be prohibited within the cartway on all cul-de-sacs.

Temporary cul-de-sac streets shall be designed as follows:

Minimum length: 250 feet;

Maximum length: 800 feet in length;

Temporary culs-de-sac shall be designed to the same cartway width and drainage criteria as required for permanent culs-de-sac. Temporary culs-de-sac shall be designed to meet PennDOT standards to qualify for inclusion in the Township's yearly liquid fuels tax fund allocation.

Temporary easements shall be provided for the affected adjoining properties until such time that the street is extended.

Alleys.

Alleys shall have the following characteristics:

A property that utilizes an alley shall maintain frontage along a public or private street.

No part of any structure shall be located within eight feet of the edge of the cartway of an alley.

The cartway of all alleys shall be constructed in accordance with local street standards of this chapter.

The vertical and horizontal alignments of alleys shall be in accordance with the local street specifications of this chapter.

Alleys and their intersections shall be constructed in accordance with the local street specifications of this chapter.

Alleys offered for dedication will not be accepted by the Township.

Applicants proposing alleys within a development may request that the Township reduce the width requirements of the local streets proposed within the development. The request shall be in the form of a modification request and shall be accompanied by adequate justification.

Applications that propose an alley shall include an agreement, in a form acceptable to the Township, which shall be recorded with the Recorder of Deeds as part of the final plan. This agreement shall establish the conditions under which the alley will be constructed and maintained and shall stipulate:

That the alley shall be constructed and maintained to conform to the provisions of this chapter;

The method of assessing maintenance and repair costs;

If the use of an alley is limited to the common use of two properties, the applicant shall provide for the use and maintenance of the alley;

If the use of an alley is for more than two properties, the applicant shall provide for private maintenance through the formation of a homeowners' association or through the setting forth of the maintenance responsibilities in easements and in the deeds to the lots which have the right to use the alley. If a homeowners' association is formed, a document setting forth the maintenance responsibilities of such association and the right of such association to assess lots within the development shall be recorded at the same time as the final plan is recorded. All such documents shall be in a form acceptable to the Township Solicitor; and

All persons who shall purchase a lot abutting or having the right to use an alley shall be given a copy of the final plan, and, if a homeowners' association has been formed, shall be given a copy of all such documents relating to the maintenance responsibilities of such homeowners' association.

The final plan for recordation with the Recorder of Deeds shall include a plan note which identifies the following:

The specific alleys;

The recorded maintenance agreement; and

Notification that the alleys do not qualify for dedication to the Township and that the Township will not assume any responsibility for their maintenance.

§ 388-43 Access drives.

General standards.

The cartway of all access drives shall be constructed in accordance with the collector street specifications of this chapter.

In the alternative, and at the discretion of the applicant, the access drive may be paved with "Marshall Mix" pavements and shall provide a crushed aggregate base course with a minimum depth of six inches of 2A crushed aggregate, a four-inch depth of BCBC base course, a two-inch depth of ID-2 binder, and one-and-one-half-inch depth of ID-2 wearing course. The Marshall Mix material shall be equal to or superior to PennDOT Publication Form 408 in its latest revisions.

Cartway width.

Access drives do not require a specific right-of-way; however, the following standards for cartway width shall apply:

	Number of Lanes	Cartway Width (feet)
	3	30
	2	20
	1	10

The access drive widths listed above are the minimum required widths; however, the applicant must demonstrate that the access drives are adequately sized for the anticipated use.

Parallel parking may be permitted along one side of access drives, provided the required width is increased by eight feet.

The same vertical and horizontal alignment standards shall be required for access drives that are required for local streets in this chapter.

The same intersection standards shall be required for access drives that are required for local streets in this chapter.

Access drives shall be located a minimum of 15 feet from side or rear property lines.

Any portion of the radius at the intersection may be within five feet of the property line were the street and an access drive intersect.

The fifteen-foot setback may be waived along one property line when a joint access drive is shared by adjoining uses.

Access drives shall be provided with an unobstructed green area (setback) that is parallel to, and along the entire length of the access drive.

The width of the green area shall be measured from the face of curb and be a minimum of 15 feet in width.

The green area may be utilized for stormwater management facilities, utilities, lighting, landscaping and other compatible uses. In no case shall any building or structure be located within the required green area.

Access drives which terminate in a cul-de-sac shall not exceed 1,500 feet in length, measured from the center line intersection of a street or access drive which is not a cul-de-sac to the center of the turnaround area. All culs-de-sac shall be constructed in accordance with § 388-42N.

Access drive lighting. Any subdivision or land development plan that proposes an access drive within any Urban or Village Growth Area shall provide access drive (street) lighting in accordance with § 388-42M.

Emergency access requirements.

All subdivisions or land developments containing 25 or more dwelling units, or nonresidential buildings or land developments containing 25,000 or greater square feet of gross floor area, shall be provided with at least two separate and distinct means of access to the subdivision or land development.

Access may be provided through the location of two or more public or private streets, each of which intersects with an existing public street. Such public or private streets shall meet all the requirements of this chapter concerning design and construction.

Access for a land development may be provided through two or more driveways into the land development. Such driveways shall be separated by a distance of at least 150 feet and shall comply with all requirements of this chapter.

If the applicant is unable to provide access to the subdivision or land development through two or more public or private streets, each of which intersect with an existing public street or two or more access drives which intersect with one or more existing public streets, an emergency access shall be provided.

The emergency access shall be improved so that emergency vehicles may safely transverse it and shall be indicated on the plans.

The emergency access shall be acceptable to the providers of emergency services within the Township.

Applicants proposing to provide emergency access shall submit evidence of such approval.

The emergency access may be located so that access to the subdivision or land development is gained from a public street at a location unsuitable for regular access with an existing public street.

The emergency access may be located so that access is gained from an adjacent tract.

For example, a subdivision or land development adjoining a parking lot of another use may provide emergency access through a point with a breakaway chain.

Applicants with plans indicating emergency access through an adjoining private tract shall provide evidence that the adjoining property owner has consented to such emergency access location.

§ 388-44 Driveways.

Driveways shall be located as to provide minimum safe stopping sight distance at intersections with streets.

Driveways serving single-family detached and single-family semidetached dwellings shall not be located within any required clear sight triangle of a street intersection.

Driveways shall be designed in accordance with the requirements of Chapter 425, Zoning.

Where required by the Township, and along all collector and arterial streets, driveways shall include an off-street turnaround area. Vehicles shall not exit driveways by backing onto a collector or arterial street.

Driveways shall not interfere with the normal traffic movement or be inconsistent with the design, maintenance and drainage of the street.

Driveway locations shall be delineated on all plans.

To promote stormwater infiltration, driveways may be constructed with pervious paving and/or with a two-track pavement design where the tracks are a minimum of 18 inches wide and located to match the width of a typical vehicle wheelbase.

Proposed farm driveways or existing farm driveways where a site plan is required for a change of use shall be curbed along the radii of the intersection with a roadway, including a five-foot curb taper at the end of the radii; or in the alternative, shall be designed and constructed to adequately accommodate the turning movements of the largest vehicle anticipated to utilize the farm driveway.

§ 388-45 Vehicular parking facilities.

Off-street vehicular parking facilities shall be provided in accordance with Chapter 425, Zoning.

Parking compound dimensions shall be no less than those listed in Appendix.[1]

Editor's Note: Refer to the attachments included with this chapter.

Landscaping and screening shall be provided in accordance with Chapter 425, Zoning.

No portion of a parking compound will be permitted within 10 feet of side or rear property lines or street rights-of-way.

Not less than five-foot radius of curvature shall be permitted for horizontal curves in parking areas.

All dead-end parking lots shall be designed to provide sufficient backup area for all end stalls.

Painted lines, arrows and dividers shall be provided and maintained to control parking when necessary to direct vehicular circulation.

Parking areas, main entrances and exits which are open to the public shall be lighted to the following standards:

Lighting shall be provided at a minimum average of two footcandles at an elevation of three feet above the surface, but shall not exceed 0.1 footcandle at the adjoining property line.

All lighting shall be so arranged as to reflect the light downward and away from adjoining premises and public rights-of-way by the use, at minimum, of full-cutoff shields on the lighting fixture.

Poles for mounting lights shall not exceed 25 feet in height.

All lighting plans shall be delineated on the plan and shall include photometrics.

Appropriate footer and mounting details shall be included on the plans.

All parking compounds and aisles between parking spaces shall be paved to meet the following minimum standards:

Crushed aggregate base course with a minimum thickness of six inches, as specified in PennDOT Specifications, Form 408, and its latest revisions.

The bituminous surface shall consist of a minimum of Superpave PG 64-22, 0.0/0.3 ESALs, two inches 19.0 mm mix, and 1 1/2 inches of 9.5 mm mix. Material shall be equal or superior to PennDOT Specifications Publication 408/90, as amended, and shall be applied in accordance with those same specifications.

In the alternative, and at the discretion of the applicant, the parking compound may be paved with "Marshall Mix" pavements and shall provide a two-inch depth of ID-2 binder, and one-and-one-half-inch depth of ID-2 wearing course. The Marshall Mix material shall be equal to or superior to PennDOT Specification Publication Form 408 in its latest revisions.

Truck areas may require a heavier pavement section.

§ 388-46 Blocks.

The configuration of blocks and lots shall be based upon the lot area requirements, the salient natural features, the existing man-made features, and the proposed type of structure.

Lot configurations should provide for flexibility in building locations while providing safe vehicular and pedestrian circulation.

Lots with areas that are two or more times the minimum requirements shall, wherever feasible, be designed with configurations that allow for additional subdivision.

Block length in a residential subdivision shall not exceed 1,000 feet.

Blocks in nonresidential areas may vary from the above requirement for residential blocks when required by the nature of the use. Adequate provisions shall be made for off-street parking, loading areas and traffic circulation.

§ 388-47 Lot and parcel configuration.

General design standards.

Lot and parcel size configuration, and/or intensity shall conform to the requirements of Chapter 425, Zoning.

Whenever practical, side lot lines shall be radial to street lines.

In order to avoid jurisdictional problems, lot lines shall, wherever feasible, follow municipal boundaries rather than cross them.

Where a lot is divided by a municipal boundary, the minimum standards of both municipalities shall apply.

All lots shall front on an approved public or private street and maintain a minimum lot width as required by Chapter 425, Zoning, at the building setback line.

Double-frontage lots are prohibited except where provided as reverse-frontage lots.

Reverse-frontage lots are only permitted when a reduction of driveway intersections along a street with a high volume of vehicular movements is desired.

Reverse-frontage lots shall be approved at the sole discretion of the Township.

All reverse-frontage lots shall include an identification of the frontage for use as a road access.

All reverse-frontage lots shall have a rear yard in accordance with Chapter 425, Zoning, measured at the shortest distance from the proposed dwelling unit to the street right-of-way.

Reverse frontage lots shall, within each rear yard and immediately adjacent to the street right-of-way, have a planted buffer at least 10 feet in width, across which there shall be no vehicular access.

Buffer areas shall include a suitable and uninterrupted evergreen planting of a minimum height of 36 inches designed to reach sufficient height and density to give maximum screening.

Such screening shall be permanently maintained and replaced where necessary to present an attractive appearance.

All remnants of land (areas remaining after subdivision) shall conform to the lot area and configuration requirements of Chapter 425, Zoning.

Metallic markers shall be set at all points where existing or proposed lot lines intersect with any street right-of-way line, curves, other property lines and any other right-of-way or easement.

Metallic markers shall consist of solid steel bars at least 30 inches along and not less than 1/2 inch in diameter. Alternative monumentation methods will be at the discretion of the Township Engineer.

All existing and proposed markers shall be delineated on the final plan.

All markers shall be placed by a registered engineer or surveyor so that the scored or marked point shall coincide exactly with the point of intersection of the lines being marked.

Flag lots.

Flag lots shall conform to the requirements of Chapter 425, Zoning.

Flag lots shall not be created when lots can be designed that directly access a public or private street. The Board, at its sole discretion, may approve the plotting of a limited number of flag lots when:

The "flagpole" or access portion of the flag lot shall maintain a minimum width of 25 feet and shall not change direction more than once.

The Board may attach any reasonable conditions to the creation of flag lots as it finds necessary or desirable to provide for the orderly development of land and street systems.

Specific building setback requirements.

Where any petroleum product, electrical, or communication transmission line or railroad or railroad right-of-way traverses a subdivision or land development, the applicant shall confer with the applicable transmission or distribution company to determine the minimum distance which shall be required between each structure and the center line of such petroleum product, electrical, or communication transmission line.

The Township will require, with the final plan application, a letter from the owner of the transmission line or railroad or railroad right-of-way stating any conditions on the use of the tract which shall contain a petroleum product, electrical, or communication transmission line or railroad or railroad right-of-way.

No dwelling unit or any nonagricultural nonresidential principal use structure shall be located within 100 feet of any actively farmed parcel within any agricultural zoning district.

§ 388-48 Easements.

Utility easements. Easements for sewer, water, electric, telephone, cable, gas and other facilities or public utilities shall meet the following standards:

Utility easement widths shall be according to the applicable utility or authority requirements, but shall be a minimum width of 20 feet, and all utility companies are encouraged to use common easements.

To the fullest extent possible, easements shall be adjacent to property lines.

Nothing shall be placed, planted, set, or put within the area of an easement that would adversely affect the function of the easement or conflict with the easement agreement.

This requirement shall be noted on the final plan.

This requirement shall be included in all deeds for lots that contain an easement.

Stormwater easements.

The applicant shall reserve easements where stormwater or surface water drainage facilities are existing or proposed, whether located within or beyond the boundaries of the property in accordance with the requirements of this chapter and Chapter 373, Stormwater Management, of the Code of Manor Township.

Easements shall have a minimum width of 20 feet.

Easements shall be adequately designed to provide area for the following:

The collection and discharge of stormwater.

The maintenance, repair and reconstruction of the drainage facilities and the passage of machinery for such work.

The easements shall clearly identify who has the right of access and responsibility of maintenance.

This requirement shall be noted on the final plan.

This requirement shall be included in all deeds for lots that contain an easement.

Where a subdivision or land development is adjacent to or traversed by a watercourse, drainageway, channel, or stream, there shall be provided a drainage easement conforming substantially to the line of such watercourse, drainageway, channel, or stream of such width as will be adequate to preserve the unimpeded flow from a one-hundred-year design rainfall.

Pedestrian easements. Pedestrian easements shall have a minimum width of six feet.

Multifamily units. All stormwater management, collection, conveyance, and erosion control shall be accomplished in accordance with Chapter 373, Stormwater Management. When a subdivision proposes multifamily attached dwellings, such as townhouses, the plans shall include access easements to allow all lots owners access to front and rear yards as for maintenance and nonlicensed vehicles, as follows:

Along the front and rear property lines of all units;

The side property lines of the end units;

The access easement shall have a minimum width of six feet;

This requirement shall be noted on the final plan;

This requirement shall be included in all deeds for lots that contain an easement.

§ 388-49 Landscaping requirements.

Commercial and industrial landscaping.

A completely planted visual barrier or vegetative screen, designed to reach a density acceptable to the Board of Supervisors within five years, shall be provided between any commercial or industrial use and any contiguous properties which are residentially zoned or which are used for residential purposes.

The width of the area containing the vegetative screen shall be a minimum of 20 feet.

This vegetative screen shall be comprised of plants and trees arranged to form both a low-level and a high-level screen in accordance with the landscaping requirements of Chapter 425, Zoning.

The Board may waive the screening requirements where, in the sole opinion of the Township, the applicant has demonstrated that an adequate natural or man-made physical barrier exists that would provide similar or better results.

Any portion of the commercial or industrial tract which is not used for buildings, structures, parking, etc. shall be planted or landscaped in accordance with an overall plan to be approved by the Board and the Township Engineer.

Residential landscaping. Any portion of any residential tract which is not used for buildings, structures, parking, etc. shall be planted or landscaped in accordance with an overall plan to be approved by the Board and the Township Engineer.

Fencing. The Township may permit the use of fencing in lieu of screen plantings under the following conditions:

The fencing material shall be approved by the Township.

The fencing shall be installed along the tract boundary within a ten-foot easement located on the developed property and shall be permanently maintained by the property owner.

This requirement shall be noted on the final plan.

This requirement shall be included in all deeds for lots that contain an easement.

Existing wooded areas.

Existing wooded areas shall be protected to prevent unnecessary destruction.

At least 50% of the area of trees within any wooded area that exist at the time of plan submission shall be maintained or replaced immediately following construction. Eighty-five percent of the trees that are replaced shall be native trees. All replacement trees shall be noninvasive.

[Amended 3-4-2019 by Ord. No. 5-2019]

Replacement trees shall be a minimum trunk caliper of two inches at a height of six inches above finished grade and located within unbuildable sections of the site (i.e., steeper-sloped and setback areas) or at an off-site area that is acceptable to the Township.

Street trees.

Within an Urban or Village Growth Area, street trees shall be required by the Township in accordance with the following standards:

The trees shall be nursery grown in a climate similar to that of the locality of the project.

All trees shall have a normal habit of growth and shall be sound, healthy and vigorous; they shall be free from disease, insects, insect eggs, and larvae.

The caliper of the trunk, measured at a height of six inches above finished grade, shall be a minimum of two inches.

Trees shall be planted between the street right-of-way line and the building setback line, except where the Township has authorized placement of trees within the street right-of-way. The tree growth shall not interfere with the street cartway, sidewalk or utility line.

All planting shall be performed in conformance with good nursery and landscape practice including proper guying and staking.

Requirements for the measurements, branching, grading, quality, balling, and burlapping of trees shall follow the code of standards recommended by the American Association of Nurserymen, Inc., in the American Standard for Nursery Stock, ANSIZ60, 1-1973, as amended.

Street trees shall be provided as follows:

In residential land developments, one street tree shall be provided for each building containing two or less dwelling units and two trees for buildings containing three of more dwelling units.

A minimum of one street tree shall be provided for each residential lot, and spaced not less than 40 feet or more than 60 feet apart along the entire length of each existing or proposed street. In residential subdivisions which propose attached dwellings (townhouses) and have lot widths less than 40 feet, the additional trees not able to be located at the above spacing may be distributed at appropriate locations throughout the remainder of the subdivision.

In commercial and industrial zoning districts, street trees shall be provided with each land development plan and spaced not less than 40 feet or more than 60 feet apart along each street frontage.

The developer may request that the Township not require the provision of street trees and offer to pay a fee in lieu of provision of street trees in an amount equal to the cost for the developer to provide all materials, installation and one year's maintenance of street trees required by this section.

The decision to accept an offer of a fee-in lieu of the required installation of street trees shall be at the sole discretion of the Board of Supervisors.

The developer may request that the Township permit the installation of the required numbered street trees in locations other than those required by this section.

The request shall be accompanied by planting plan clearly showing the proposed alternate location(s) and an explanation demonstrating why the required location(s) would not be suitable for street trees.

The decision to accept an offer to permit installation in alternate locations shall be at the sole discretion of the Board of Supervisors.

Street trees shall be selected from the following list. An applicant may propose other native species for approval at the sole discretion of the Township. The applicant shall include all information necessary to allow the Township to evaluate the suitability of the proposed native species for the intended use.

Acer rubrum cultivars	Red maple
Aesculus x cornea	Red horsechestnut
Cladrastus lutea	American yellowwood
Gleditsia triacanthos inermis Cultivars	Thornless honey locust
Liquidambar styraciflua	Sweet gum
Nyssa sylvatica	Black tupelo
Quercus acutissima	Sawtooth oak
Quercus rubra	Red oak
Tilia cordata	Littleleaf linden
Tilia x euchlora	Crimean linden
Tilia tomentosa	Silver linden
Zelkova serrata cultivar	Japanese zelkova

Refuse collection and containment stations. Refuse collection stations shall be located and screened in accordance with the requirements of Chapter 425, Zoning.

[Amended 3-4-2019 by Ord. No. 5-2019]

Riparian buffer.

A naturally vegetated buffer system shall be provided along all perennial streams. Such a buffer can encompass critical environmental features such as one-hundred-year floodplains, steep slopes and freshwater wetlands and be the location for stormwater management practices that minimize stormwater impacts to streams. The width of the riparian buffer shall be established as the greatest of the following:

The limit of the one-hundred-year floodplain.

Twenty-five feet from the riparian wetland boundary, if present.

A specified distance from the top of each stream bank as shown below:

Susquehanna River: 100 feet.

Conestoga River: 75 feet.

Little Conestoga Creek and branches: 50 feet.

Wissler's Run: 50 feet.

All other streams: 35 feet.

Limits of disturbance shall be shown on the plan and shall stay out of the riparian buffer. During construction, physical barriers shall be used to clearly delineate and protect buffer areas.

Property maintenance within a riparian buffer shall preserve native and other beneficial plants and incorporate the planting of native and other beneficial plants to the greatest extent possible.

§ 388-50 Stormwater management and floodplain controls.

All stormwater management, collection, conveyance, and erosion control shall be accomplished in accordance with Chapter 373, Stormwater Management, of the Code of Manor Township, as amended.

Floodplains.

Floodplain areas shall be established and preserved as provided by Chapter 425, Zoning.

Whenever a floodplain is located within or along a lot, the plan shall include the following:

The boundary of the floodplain and the elevation or locational dimensions from the center line of the watercourse;

A plan note that the floodplain shall be kept free of structures, fill and other encroachments; and

A plan note that floor elevations for all structures adjacent to the floodplain shall be one foot above the one-hundred-year flood elevation.

§ 388-51 Public dedication of park and recreation land.

In accordance with the recommendations of the parks and recreation provisions of the Manor Township Comprehensive Plan, as amended, all subdivisions and land developments shall be provided with park and recreation land that shall be dedicated to the Township. The developer may request that the Township not require the dedication of land, and any such request shall be accompanied by an offer to pay a fee in lieu of dedication of the land, computed in accordance with the provision provided herein; an offer to construct recreational facilities; and/or an offer to privately reserve land for park or recreation purposes or combination of the above.

The provisions herein shall apply to development proposals that would create new or expand existing residential and nonresidential development. Their purpose is to implement Section 503(1.1) of the Pennsylvania Municipalities Planning Code[1] and they are based on the findings and determinations found in the Manor Township 1990 Parks and Open Space Plan and the 1993 Lancaster Intermunicipal Committee Regional Parks and Open Space Plan.

Editor's Note: See 53 P.S. § 10503(1.1).

Dedication requirements.

A subdivision or land development that creates three or more new residential units out of a parent tract either initially or cumulatively from the date of this chapter shall dedicate a minimum of 0.039 acres of land as park or recreational land for each residential unit or lot created.

A proposed land development or subdivision for the purpose of commercial, industrial or other nonresidential use, except agricultural, that involves a total area of two acres or more, excluding public and private schools, shall dedicate a minimum of 2.5% of the proposed development's total land area (including areas of current and proposed public right-of-way) as park, recreation and open space land to the Township.

Notwithstanding the foregoing, in all cases, the minimum area of land reserved as park, recreation and open space land shall be equal to the minimum lot size in the district in which the subdivision or land development is located.

The developer may request that the Board permit the provision of park and recreation land other than through public dedication of land as set forth above.

The developer shall set forth, in writing, the means by which he will fulfill this requirement, which may include any one or a combination of the following:

The payment of a fee in lieu of dedication of all or a portion of the amount of land required to be dedicated.

Construction of recreational facilities.

The private reservation of land.

If a fee in lieu of dedication is proposed by the developer, said fee shall be the fair market value of the land required to be dedicated under Subsection C above.

The developer shall provide the Board with all information necessary to determine that fair market value of the land, including but not limited to:

A copy of the agreement of sale if the developer is an equitable owner and has purchased the land within the past two years; or

An appraisal of the property conducted by an MAI appraiser acceptable to the Township.

Fair market value shall be computed by dividing the total price for the tract by the number of acres within the tract and then multiplying that number by the amount of land required to be dedicated.

Payment of all such fees shall be a condition of final plan approval, and no plans shall be signed by the Board until such fees are paid.

All fees shall be paid to the Township and deposited in a separate interest-bearing account. Fees deposited to this account shall be administered as required by the Municipalities Planning Code.[2]

Editor's Note: See 53 P.S. § 10101 et seq.

If the developer proposes to construct recreational facilities, the developer shall present a sketch plan of such facilities and an estimate of the cost of construction.

If the developer proposes the private reservation of land, the developer shall provide for the maintenance of such land through either the inclusion of such land as common elements of a condominium or the creation of a homeowners' association, which shall meet the requirements for a unit owners' association contained in the Pennsylvania Uniform Condominium Act, 68 Pa.C.S.A. § 3101 et seq.

Such documentation shall be recorded, shall provide that the land cannot be further developed and shall give the Township the rights to maintain the land as set forth in Article VII of the Municipalities Planning Code[3] dealing with the maintenance of common open space in planned residential developments.

Editor's Note: See 53 P.S. § 10701 et seq.

The developer may request that the Board approve transfer of the land to an organization dedicated to the conservation of natural resources with deed restrictions preventing further development acceptable to the Township Solicitor.

The developer shall enter into an agreement with the Township setting the fees to be paid, the facilities to be constructed, or the land to be privately reserved and the method of its maintenance. All such agreements shall be in a form satisfactory to the Township Solicitor.

The land dedicated for park, recreation and open space usage shall be designed and arranged to achieve as many of the following objectives as possible:

Provision of usable play or recreation areas that are conveniently accessible to residents throughout the development.

Interconnection of proposed play or recreation areas with existing or proposed play or recreation areas.

Provision of new and/or connection with existing trails, greenways or linear parks.

Provision of public space as a focal point of development or neighborhoods.

Preservation of scenic views from public roads and neighboring properties.

Protection of important natural, historic and cultural resources.

The nature of the land dedicated for park, recreation and open space shall be as follows:

Usable play or recreation space that does not include any of the features that comprise "greenway or natural resource space" described below. The primary purpose of usable play or recreation space is for recreational pursuits; as such, it shall have suitable topography and soil conditions for use and development as active play or recreation space and it shall not contain any characteristics that would render the land unbuildable. For the purpose of this subsection, "unbuildable land" is land upon which athletic fields or courts, play equipment, pavilions, walking trails, fitness stations, or other recreational improvements and amenities cannot be constructed.

Greenway or natural resource space that may include floodplains, wetlands, steep slopes, easements along watercourses or similar features. At least 50% of such land that is dedicated shall be land upon which walking trails, fitness stations, or other related recreational improvements and amenities can be reasonably constructed and used.

The land shall not contain stormwater management facilities; however, this prohibition may be waived at sole discretion of the Board of Supervisors.

The land shall be configured to serve residents adequately and conveniently. Strips of land running around the perimeter of a development or separating proposed lots less than 25 feet in any dimension shall not count as meeting the dedicated open space requirements of this section unless such strips constitute the formation of or interconnection with a trail system throughout the subdivision or development, or such land is improved with pedestrian/bicycle trails, fitness stations, or other recreational improvements and amenities acceptable to the Board of Supervisors.

In the event that the development tract contains natural features which are worthy of preservation, the developer may request that the Board of Supervisors permit the provision of recreational land configured in such a manner as to best preserve the natural features. The proposed location of the recreational land shall be deemed acceptable at the sole discretion of the Board of Supervisors.

If the adjoining property to the subject property is undeveloped land, the Board of Supervisors shall require that the recreational land to be dedicated for the subject property development be provided at the property boundary of the development in order that it may be added to land provided for park and recreation purposes on the adjacent tract at such time as the adjoining property is developed.

If the adjoining property to the subject property has previously been developed and recreational land has been provided at the boundary of that previously developed property, the Board of Supervisors shall require that the recreational land to be dedicated for the subject property development be located adjoining the previously provided recreational land.

Pedestrian connections shall be provided from the subject property to adjacent parks, schools, recreational facilities, greenways, activity centers and commercial centers.

Design requirements.

Usable play or active recreation lands.

The site(s) shall be located and designed for safe access by existing and proposed users.

Sufficient lot widths and depths shall be provided so as to accommodate ball fields, courts, play equipment, pavilions and other open play areas. Should a development be proposed at a location adjacent to existing park land, dedicated parkland shall be provided as an expansion of the existing park.

Slopes across the land shall be at least 2% and no more than 5%.

The developer of the subdivision or development shall extend utilities such as sewer, water and power that are provided within the development to the park, recreation and open space land that is being dedicated if so requested by the Board of Supervisors. No part of the land to be dedicated shall be located within any overhead utility easement.

No part of the land to be dedicated shall be a part of any other required setback, yard, buffer and/or open space required for any adjoining lots or uses as regulated by Chapter 425, Zoning.

A site shall have at least one vehicular access area that is a minimum of 24 feet in width.

Pedestrian trails and/or walkways shall be a minimum of six feet wide and shall be constructed with 1 1/2 inches of bituminous asphalt laid upon a six-inch stone base.

Greenway or natural resource lands.

Designated greenways.

The Manor Township 1990 Park and Open Space Plan, the 1993 Regional Park and Open Space Plan, the 1999 Conestoga Greenways Plan, prepared by the Lancaster Intermunicipal Committee, their updates, and other recognized Lancaster County area open space plans identify greenway corridors in Manor Township that includes, but is not limited to, these natural watercourses:

[a]

Susquehanna River;

[b]

Conestoga River;

[c]

Little Conestoga Creek;

[d]

West Branch of Little Conestoga Creek;

[e]

Indian Run; and

[f]

Wissler Run.

Any land proposed for any type of development that contains any portion of a greenway in Manor Township noted in the above plans and/or along any natural watercourse with a required greenway shall, by dedication, provide public access to and upon the greenway(s).

Greenways and natural resource areas as corridors of open space help the Township achieve its goal of connectivity between development and community resources by providing links for people to gain access to residential and nonresidential areas, schools, parks, neighborhoods, village and community centers, historic sites, natural features and recreational open space. Greenways may be developed for active use or be left untouched providing recreational, educational, environmental and open space values for nearby development. Greenways may be provided along waterways, wetlands, floodplains, ridge lines, utility easements, rights-of-ways, abandoned railroad beds, roadways and streets. Wherever possible, they should incorporate parks, schools, pedestrianways, existing bike routes, sidewalks, trails and utilize the larger buffer area setbacks between different land uses. Design standards shall be as follows:

Any Greenway and Natural Resource Area shall conform to the goals of the Township's Park and Open Space Plan, the Manor Township Comprehensive Plan, as amended, the 1993 Regional Park and Open Space Plan, and the 1999 Conestoga Greenways Plan.

Unless dedicated to and accepted by the Township Board of Supervisors, Greenway and Natural Resource Areas shall be contained within easement(s) which provide for public use and maintenance and are granted to the Township or to another organization(s) which, in the judgment of the Township Board of Supervisors, is/are appropriate.

The minimum width of a Greenway and Natural Resource Area shall be 25 feet or that specified in the Township's Park and Open Space Plan, the 1993 Regional Park and Open Space Plan, or the 1999 Conestoga Greenways Plan, whichever requires the greatest width.

Whenever possible, pedestrian road crossings shall occur at roads with limited traffic.